17SN0594
CASE NUMBER: 17SN0594
APPLICANT: Lakewood Investments, LLC
CHESTERFIELD COUNTY, VIRGINIA
ANALYSIS
Magisterial District: MATOACA
AND
Woodpecker and Cattail Roads
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
FEBRUARY 22, 2017
BOS Time Remaining:
365 DAYS
Applicant Agent:
KERRY HUTCHERSON
(804-748-3600)
GEORGE EMERSON
(804-536-5868)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
REQUEST
Amendment of rezoning (Case 13SN0521) to amend cash proffers in a Residential (R-25) District.
Specifically, the amendment is proposed to delete Proffered Condition 5 which would eliminate
the commitment for a cash proffer payment.
A single-family residential subdivision is currently under construction. Existing zoning would
permit a maximum of 105 dwelling units.
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B. Attachments 1 and 2.
RECOMMENDATIONS
Planning Commission
RECOMMEND APPROVAL
Staff
PLANNING RECOMMENDS APPROVAL
The existing zoning included design and architectural elements compatible in quality to the
surrounding community.
TRANSPORTATION (CDOT) RECOMMENDS APPROVAL
ssed by providing road improvements.
Providing a FIRST CHOICE community through excellence in public service
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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
764-641-7720 8301 Woodpecker Rd
765-641-6256 8167 Lake Margaret Ter
765-641-6636 8161 Lake Margaret Ter
765-641-8833 8155 Lake Margaret Ter
765-641-9074 8160 Lake Margaret Ter
765-641-9724 8149 Lake Margaret Ter
766-639-7996 8031 Lake Margaret Pl
766-639-8684 8025 Lake Margaret Pl
766-639-9170 8019 Lake Margaret PL
766-639-9353 8013 Lake Margaret Pl
766-639-9935 8009 Lake Margaret PL
766-640-2196 8131 Lake Margaret Ter
766-640-2987 8125 Lake Margaret Ter
766-640-3779 8119 Lake Margaret Ter
766-640-4169 8113 Lake Margaret Ter
766-640-7789 8112 Lake Margaret Ter
766-640-8875 8106 Lake Margaret Ter
766-640-9863 8100 Lake Margaret Ter
766-641-0515 8143 Lake Margaret Ter
766-641-1407 8137 Lake Margaret Ter
766-641-1973 8154 Lake Margaret Ter
766-641-3451 8142 Lake Margaret Ter
766-641-4739 8136 Lake Margaret Ter
766-641-5420 8130 Lake Margaret Ter
766-641-6404 8118 Lake Margaret Ter
766-641-6776 8136 Clancy Ct
766-641-7236 8131 Clancy Ct
766-641-8912 8119 Clancy Ct
766-641-9768 8130 Clancy Ct
766-642-5904 12800 Lake Margaret Dr
767-639-1547 8005 Lake Margaret Pl
767-639-2955 8001 Lake Margaret PL
767-639-4398 8012 Lake Margaret PL
767-639-4565 8000 Lake Margaret PL
767-639-5590 8008 Lake Margaret PL
767-639-6575 8004 Lake Margaret PL
767-640-0646 8042 Lake Margaret PL
767-640-1436 8036 Lake Margaret PL
767-640-1690 8107 Clancy Ct
767-640-2127 8030 Lake Margaret PL
767-640-2783 8101 Clancy Ct
767-640-2817 8024 Lake Margaret PL
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767-640-3507 8018 Lake Margaret PL
767-640-3767 8043 Clancy PL
767-640-4658 8037 Clancy Pl
767-640-5549 8031 Clancy PL
767-640-6341 8025 Clancy Pl
767-640-7131 8019 Clancy PL
767-640-7817 8013 Clancy PL
767-640-8092 8036 Clancy Pl
767-640-8800 8007 Clancy PL
767-640-8985 8030 Clancy PL
767-640-9977 8024 Clancy PL
767-641-0500 8113 Clancy Ct
767-641-0854 8124 Clancy Ct
767-641-1644 8118 Clancy Ct
767-641-2537 8112 Clancy Ct
767-641-4027 8106 Clancy Ct
767-641-5516 8100 Clancy Ct
767-641-7101 8042 Clancy Pl
768-640-0420 8001 Clancy PL
768-640-0870 8018 Clancy Pl
768-640-2033 8000 Clancy PL
768-640-2463 8012 Clancy PL
768-640-3018 12801 Lake Margaret Dr
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Comprehensive Plan
Classification: RESIDENTIAL AGRICULTURAL
The designation suggests the property is appropriate for residential use with a maximum of 0.5
dwelling units per acre, residential use on larger acreage parcels and farming use.
Surrounding Land Uses and Development
Single-family use
The Highlands
Zoned R-88 - Single-
family uses planned
Agricultural
Cattail Rd
single family
residential or
vacant
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
REQUEST I: Rezoning to Residential (R-25) plus conditional use planned
development: to permit exceptions to ordinance requirements relative to
uses, setbacks, curb and gutter, parking and buffers
REQUEST II: Exception to street access requirements to permit maximum of
62 lots off of 1 access.
Single family residential development with 105 lots; occupancy limited on
remainder of lots
Approved conditions require:
Right of way dedication, access limitations and improvements to
o
Woodpecker and Cattail Roads
13SN0521
Design and architectural standards including sidewalks, architectural
o
Approved
style, building materials, garage orientation and landscaping
(5/2015)
o
dwelling unit; whereas, $600 shall to schools infrastructure, $701 shall
go to fire infrastructure, $303 shall go to library infrastructure and
$7,996 shall go to road infrastructure. (current proffer amount)
o
pay $9,000 per dwelling unit; whereas, $701 shall go to fire
infrastructure, $303 shall go to library infrastructure and $7,996 shall go
to road infrastructure. (current proffer amount)
o
restricted shall pay the current Board maximum cash proffer of $18,966
(current proffer amount)
Design Requirements of Case 13SN0521
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 1):
Active and passive recreational area to be provided, including a clubhouse but excluding
Public Pedestrian/Bikeways trail along Woodpecker Road; sidewalks within development
and along Cattail Road
Compatible with architecture of The Highlands subdivision; masonry foundations and building
materials offered
No front loaded garages
Yard landscaping and driveway treatment
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Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
Further, the purpose and intent of the zoning ordinance to promote the health, safety,
convenience and general welfare of the public includes the creation of convenient, attractive
and harmonious communities, protection against overcrowding of land, and protection of the
natural environment. As such, developments that promote unique, viable and long lasting
places and enhance the community are encouraged.
With the approval of the existing zoning in 2015 (Case 13SN0521), it was determined that the
existing zoning included design and architectural elements compatible in quality to the
surrounding community.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Proffered Condition 2 of Case 13SN0521 limits development on the property to 0.5 units per
acre. The property included in the request would allow 104 units (64 age-restricted units and 40
single-family units). Based on that number of lots and trip generation rates for a single-family
dwelling and for senior adult housing-detached dwelling, the proposed development could
generate approximately 721 average daily trips. Traffic generated by development of the
property would be initially distributed along Woodpecker Road and Cattail Road.
Woodpecker Road is a major arterial with a recommended right of way width of 90 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Woodpecker Road is a two-lane roadway.
Sections of the road in the vicinity of the site have been improved in conjunction with adjacent
residential development. In 2015, the traffic count on Woodpecker Road west of Cattail Road
ghfare Plans as a major arterial with a
recommended right of way width of 90 feet. Sections of the road are substandard, with
approximately 10 foot lane widths and no usable shoulders. VDOT minimum geometric design
standards recommend this road have 12 foot lane widths and 10 foot shoulders. In 2015, the
traffic count on Cattail Road south of Woodpecker Road was 370 vehicles per day (Level of
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any mitigating road improvements.
The property is located within Traffic Shed 17, which encompasses the area of the County east
of Nash Road, west of Lewis Road/Bradley Bridge Road/Sandy Ford Road, and north of River
Road. Several roads in this traffic shed or which serve this traffic shed are substandard, with
little or no shoulders, fixed objects (trees) adjacent to the edge of the pavement, and poor
vertical and horizontal alignments. The traffic volume generated from this proposed residential
development will contribute to an identifiable need for transportation facility improvements to
these roads in excess of existing transportation facility capacity. Roads in this shed or which
serve this shed need to be improved or widened to address safety and accommodate increased
traffic, including the increased traffic from the proposed development.
transportation network through dedication of property, construction of road improvements, or
a cash proffer
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the transportation network to be $12,652; however, the Board of
Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of
$9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of
the funds to be dedicated towards improvements to the road network. The Policy allows the
county to consider mitigating circumstances about a proposed development. Because of this,
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the traffic impact of the proposed age-restricted units could be addressed with $4,324 (46% of
$9,400) per dwelling unit. The traffic impact of the proposed single-family units could be
addressed with $9,400 per dwelling unit.
In February 2001, a proffered condition accepted by the Board as part of the approval of Case
13SN0521 required improvement to a section of Woodpecker Road and to Catttail Road
adjacent to the property (Proffered Conditions 3.C.i and ii). The applicant submitted
information providing an estimated value of the traffic impact based on the number and type of
unit that could be developed ($627,544), in comparison to an estimated cost of some road
improvements along Woodpecker Road and Cattail Road ($5,781,000). Attached is the
assessment. The length of the road improvements used in the evaluation cannot be
substantiated by staff; especially compared to the road improvements required by Proffered
Conditions 3.C.i and ii of Case 13SN0521. In addition, the road improvements along
Woodpecker Road which have been completed should not be considered when evaluating the
mitigation of the traffic impact that is anticipated by the proposed development. Such road
capacity.
Based on the some of the information provided by the applicant, staff has evaluated the impact
of the traffic from the proposed development and the proffered road improvements along
Cattail Road, which are currently under construction. Staff believes that providing these
improvements addresses the traffic impact of the 104 lots included with this rezoning request.
It should be noted, however, that the actual cost to provide the improvements could be more
or less than our estimated amount.
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FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies.
Response Times
The proposed development is located in the rural response zone for which Fire & EMS has a
goal of responding to at least 90% of the calls for service in under twelve (12) minutes. Fire and
EMS is currently unable to meet that goal.
Nearby Fire/EMS Facilities
Phillips Fire Station, Company Number 13
Airport Fire Station, Company Number 15
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.24 calls per dwelling, it is estimated that this development will
generate 24 annual calls for Fire/EMS services.
Additional Fire and EMS Comments
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
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SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
Mission
High performing, high quality public schools contribute to the quality of life and economic
vitality of the County. The comprehensive plan suggests a greater focus should be placed on
linking schools with communities by providing greater access, flexible designs and locations that
better meet the needs of the communities in which they are located.
Capital Improvements
The School Board FY2017 adopted Capital Improvement Plan (CIP) continues to support the
2013 voter approved school revitalization program that will replace or renovate ten schools and
construct one new elementary school to add capacity in the Midlothian area of the county. The
ten existing facilities that are part of the revitalization program are Providence Middle School,
Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary
School, Matoaca Elementary School, Harrowgate Elementary School, Reams Elementary School,
Crestwood Elementary School, and Ettrick Elementary School. Additional information on the
CIP can be found in the financial section of the CCPS Adopted Budget for FY2017.
Anticipated School Impacts
Enrollment
Anticipated Schools Percent of
Functional Number of Current
Student Yield by Currently Total
Capacity Trailers Enrollment
School Type Serving Area Functional
Capacity
Elementary 2 Ettrick 598 1 557 93
Middle 1 Matoaca 1415 3 956 68
High 2 Matoaca 1655 5 1803 109
Total \[1\] 5
Note:
\[1\] Based upon average number of students per dwelling unit countywide
Additional Schools Comments
After review of this request, based on current total school system capacity and student
enrollment projections, it is anticipated that the proposed rezoning case will have an impact on
school capacities division-wide.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
traditional function as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Libraries
Central Library
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Central library should be expanded 6,000 square feet of
shell space within existing facility. Land for expansion will not need to be acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with equitable
access to active and passive recreation opportunities. The 2012 level of service is 5.9 acres of
regional, community and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
Nearby Parks Facilities \[within 3 mile radius\]
NONE
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park, in Branders Bridge area of 90
acres; nearest this location. Land for this community park has not been acquired.
The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. Prior zoning Case 13SN0521
provides for pedestrian/bicycle facilities along Woodpecker Road in accordance with Plan
recommendations. The applicant has made provisions for internal pedestrian system within the
development that connects to the Plan route.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
These departments have no comments on this case.
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CASE HISTORY
Applicant Submittals
9/6/2016 Application submitted
10/10/2016 Application amended relative to parcels included and to modify description of
and amendment requested
1/12/2017
8/29, 9/1, Revised and additional proffered conditions were submitted
9/19 and
12/23/2016
1/4/2017 Revised proffered conditions were submitted
1/13/2017 The applicant withdrew the proffered conditions.
Planning Commission
12/20/2016 Action DEFERRED TO JANUARY 17, 2017 ON THEIR OWN MOTION WITH THE
1/17/2017 Citizen Comments:
No citizens spoke to this request.
Recommendation - APPROVAL
Motion: Freye Second: Jones
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, February 22, 2017, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
CASE 13SN0521 CONDITIONS OF APPROVAL
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ATTACHMENT 2
MEMORANDUM
TO: Jesse Smith and Jim Banks, CDOT
FROM: Kerry Hutcherson, Agent for Lakewood Investments, LLC, Applicant
DATE: December 29, 2016
RE: Proposed Road Improvements in lieu of Transportation Cash Proffers for case number
17SN0594
17SN0594
The Applicant in this case proposes amendment of case 13SN0521 to delete Proffered Condition
#5 (regarding cash proffers). Case 13SN0521 set a density cap resulting in a maximum of 105
residential units; approximately 64 of these dwelling units are age-restricted. According to the
current Chesterfield County Road Cash Proffer Policy, $9,400/dwelling unit is the maximum
cash proffer amount that it will accept. The Chesterfield Department of Transportation has
acknowledged that detached senior housing dwelling units generate 46% of the total daily trips
that single-family dwellings generate. Therefore, the maximum cash proffer that the Board
would accept for 41 single-family dwelling units would be $385,400 ($9,400 X 41 = $385,400)
and the maximum cash proffer that the Board would accept for 56 detached senior housing
dwelling units would be $276,736 ($9,400 X 64 X 0.46 = $276,736). $385,400 + $242,144 =
$627,544.
In order to offset impacts to the transportation network from the development of these 105
dwelling units, the Applicant is in the process of completing the following road improvements,
which have a total value of $5,781,000. These road improvements are located along the portions
of Woodpecker Road and Cattail Road that front on the property designated as Lake Margaret,
Section 1. These areas are shown in the construction plans prepared by Highmark Engineering
for Lake Margaret, Section 1, which I will attach with this memorandum. The description of
these road improvements and the calculations supporting this figure are as follows:
The value of rebuilding 2605 linear feet (0.493 mile) of one lane of Cattail Road and for
3864 linear feet (0.732 mile) of one lane of Woodpecker Road is $5,781,000 (1.23 X
$9,400,000 X 0.5 (half credit for rebuilding one lane of the road) = $5,781,000).
The total value of this proposed road improvement far exceeds $627,544, which is the maximum
cash proffer that the Board would accept for 41 single-family dwelling units and 64 detached
senior housing dwelling units. Therefore, the Applicant posits that the aforementioned proposed
road improvements sufficiently address transportation impacts for at least 41 single-family
dwelling units and 64 detached senior housing dwelling units.
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